The Gap (Brisbane - Qld)

The Gap is positioned among the lower quartile of areas assessed nationally for population growth based on AreaSearch's assessment of recent, and medium term trends

As of February 2026, the population of the suburb of The Gap (Brisbane - Qld) is estimated at around 18,384. This reflects an increase of 1,066 people since the Census in 2021, which reported a population of 17,318. AreaSearch's analysis of ABS population updates and new addresses validated by them indicates this growth, with the resident population estimated at 18,364 following examination of the latest ERP data release by the ABS (June 2024) and an additional 85 validated new addresses since the Census date. This results in a density ratio of 1,468 persons per square kilometer, above the average seen across national locations assessed by AreaSearch. Overseas migration contributed approximately 84.0% of overall population gains during recent periods, driving this growth.

AreaSearch adopts ABS/Geoscience Australia projections for each SA2 area, released in 2024 with a base year of 2022. For areas not covered by this data and years post-2032, Queensland State Government's SA2 area projections are adopted, released in 2023 based on 2021 data. However, these state projections do not provide age category splits, so AreaSearch applies proportional growth weightings in line with the ABS Greater Capital Region projections for each age cohort, released in 2023 based on 2022 data. Considering projected demographic shifts, over this period, population is expected to decline by 49 persons by 2041 according to this methodology. However, growth across specific age cohorts is anticipated, led by the 85 and over age group, which is projected to expand by 609 people.

AreaSearch analysis of residential development drivers sees The Gap recording a relatively average level of approval activity when compared to local markets analysed countrywide

AreaSearch analysis of ABS building approval numbers shows The Gap averaged around 30 new dwelling approvals annually over the past five financial years, totalling an estimated 151 homes. In FY26 so far, 5 approvals have been recorded. Between FY21 and FY25, an average of 5.6 new residents arrived per year per dwelling constructed. This indicates demand significantly exceeds new supply, typically leading to price growth and increased buyer competition.

The average construction value of new properties is $628,000, suggesting a focus on the premium segment with upmarket properties. In FY26, $1.4 million in commercial development approvals have been recorded, predominantly residential-focused.

New development consists of 91% standalone homes and 9% medium to high-density housing, preserving The Gap's suburban nature and attracting space-seeking buyers. With approximately 651 people per dwelling approval, the area demonstrates an established market. Population is expected to remain stable or decline, potentially reducing pressure on housing and creating opportunities for buyers.

The Gap has very high levels of nearby infrastructure activity, ranking in the top 10% nationally

Twelve projects have been identified by AreaSearch as likely to impact the area, significantly influencing its performance. Key projects include Waterworks Road Mixed-Use Development, Tallowood The Gap, Childcare Centre at 1019-1023 Waterworks Road in The Gap, and Childcare Centre at 689 Waterworks Road & 6 Greenlanes Road, also in The Gap. Below is a list detailing those projects likely to be most relevant.

Professional plan users can use the search below to filter and access additional projects.

Denotes AI-based impression for illustrative purposes only, not to be taken as definitive under any circumstances. Please follow links and conduct other investigations from the project's source for actual imagery. Developers and project owners wishing us to use original imagery please Contact Us and we will do so.

The Gap ranks among the top 25% of areas assessed nationally for overall employment performance

The Gap has an educated workforce with professional services well-represented. As of September 2025, its unemployment rate is 2.2%, lower than Greater Brisbane's 4.0%. Workforce participation in The Gap is 67.6%, slightly below Greater Brisbane's 70.7%.

A significant portion, 33.8% of residents, work from home, possibly influenced by Covid-19 lockdowns. Dominant employment sectors include health care & social assistance, professional & technical services, and education & training. The Gap has a notable concentration in professional & technical jobs, at 1.7 times the regional average, but manufacturing is under-represented at 3.4% compared to Greater Brisbane's 6.4%. Over the year ending September 2025, labour force levels decreased by 3.6%, and employment declined by 3.5%, maintaining a stable unemployment rate.

National employment forecasts from Jobs and Skills Australia, issued in May-25, project growth of 6.6% over five years and 13.7% over ten years. Applying these projections to The Gap's employment mix suggests local employment could increase by 7.2% over five years and 14.7% over ten years.

Income metrics indicate excellent economic conditions, with the area achieving higher performance than 75% of national locations assessed by AreaSearch

According to AreaSearch's aggregation of ATO data released on June 30, 2023, The Gap had a median taxpayer income of $64,882 and an average income of $89,560. Nationally, these figures are high compared to the median of $58,236 and average of $72,799 in Greater Brisbane. Based on Wage Price Index growth since June 2023, current estimates for The Gap would be approximately $71,312 (median) and $98,435 (average) by September 2025. Census data from 2021 shows household, family, and personal incomes in The Gap rank between the 81st and 92nd percentiles nationally. Income distribution reveals that 29.0% of locals earn between $1,500 and $2,999 weekly, reflecting patterns seen in surrounding regions where 33.3% fall within this range. The Gap demonstrates affluence with 42.7% earning over $3,000 per week, supporting premium retail services. After housing costs, residents retain 87.9% of income, indicating strong purchasing power and the area's SEIFA income ranking places it in the 9th decile.

The Gap is characterized by a predominantly suburban housing profile, with above-average rates of outright home ownership

The Gap's dwelling structure, as per the latest Census, consisted of 92.2% houses and 7.8% other dwellings (semi-detached, apartments, 'other' dwellings). This compares to Brisbane metro's 73.5% houses and 26.5% other dwellings. Home ownership in The Gap stood at 39.4%, with mortgaged dwellings at 45.3% and rented ones at 15.3%. The median monthly mortgage repayment was $2,253, higher than Brisbane metro's average of $1,863. Median weekly rent in The Gap was $490, compared to Brisbane metro's $380. Nationally, The Gap's mortgage repayments were significantly higher than the Australian average of $1,863, while rents were substantially above the national figure of $375.

The Gap features high concentrations of family households, with a higher-than-average median household size

Family households account for 82.9% of all households, including 44.1% couples with children, 26.7% couples without children, and 11.5% single parent families. Non-family households constitute the remaining 17.1%, with lone person households at 15.4% and group households comprising 1.7%. The median household size is 2.9 people, which is larger than the Greater Brisbane average of 2.6.

The Gap demonstrates exceptional educational outcomes, ranking among the top 5% of areas nationally based on AreaSearch's comprehensive analysis of qualification and performance metrics

The Gap has a notably high level of educational attainment among its residents aged 15 and above, with 46.9% holding university qualifications. This figure surpasses both the Queensland (25.7%) and Australian (30.4%) averages, indicating a significant educational advantage for the area. Bachelor degrees are the most common type of university qualification held by residents in The Gap at 29.6%, followed by postgraduate qualifications at 12.3% and graduate diplomas at 5.0%. Vocational credentials are also prevalent among residents aged 15 and above, with 25.4% holding such qualifications.

Advanced diplomas account for 11.3% of these vocational credentials, while certificates make up the remaining 14.1%. Educational participation is particularly high in The Gap, with 32.7% of residents currently enrolled in formal education programs. This includes 11.0% enrolled in primary education, 11.0% in secondary education, and 6.4% pursuing tertiary education.

Transport servicing is moderate compared to other areas nationally based on assessment of service frequency, route connectivity and accessibility

Transport analysis indicates 76 active stops operating within The Gap. These comprise a mix of buses served by eight routes, collectively facilitating 1,203 weekly passenger trips. Transport accessibility is rated good, with residents typically located 255 meters from the nearest stop. Predominantly residential, most residents commute outward using cars at 82%, while bus usage stands at 10%. Vehicle ownership averages 1.6 per dwelling, exceeding regional norms. Notably, 33.8% of residents work from home (2021 Census).

Service frequency averages 171 trips daily across all routes, translating to approximately 15 weekly trips per individual stop.

The Gap's residents are extremely healthy with very low prevalence of common health conditions across all age groups

Analysis of health metrics shows strong performance throughout The Gap. Mortality rates and chronic condition prevalence were very low across all age groups. Private health cover was exceptionally high at approximately 63% of the total population (11,524 people), compared to 55.8% in Greater Brisbane and a national average of 55.7%.

The most common medical conditions were mental health issues and asthma, impacting 8.3 and 7.8% of residents respectively. 70.4% of residents declared themselves completely clear of medical ailments, compared to 69.2% in Greater Brisbane. The under-65 population demonstrated better than average health outcomes. The area had 18.5% of residents aged 65 and over (3,401 people), higher than the 15.2% in Greater Brisbane. Health outcomes among seniors were particularly strong, with national rankings broadly in line with the general population.

In terms of cultural diversity, The Gap records figures broadly comparable to the national average, as found in AreaSearch's assessment of a number of language and cultural background related metrics

The Gap's population showed above-average linguistic diversity, with 10.6% speaking a language other than English at home. Born overseas, 25.0% of residents were recorded. Christianity was the predominant religion, accounting for 48.9%.

Notably, Judaism had an overrepresentation of 0.2%, compared to Greater Brisbane's 0.1%. In terms of ancestry, English (29.4%), Australian (23.0%), and Irish (11.7%) were the top groups. Some ethnicities showed notable differences: French was overrepresented at 0.9% versus 0.5%, Scottish at 9.6% compared to 7.4%, and South African at 1.1% against 0.6%.

The Gap's median age exceeds the national pattern

The Gap's median age is 42 years, significantly higher than Greater Brisbane's average of 36 and Australia's median of 38. Compared to Greater Brisbane, The Gap has a notably over-represented cohort of 45-54 year-olds (16.1%) and an under-represented group of 25-34 year-olds (5.8%). According to the 2021 Census, the population aged 15-24 grew from 12.6% to 15.0%, while those aged 75-84 increased from 6.1% to 7.2%. Conversely, the 25-34 cohort declined from 7.2% to 5.8%, and the 35-44 group dropped from 13.7% to 12.6%. By 2041, demographic modeling suggests The Gap's age profile will change significantly. The 85+ cohort is projected to grow by 116%, adding 533 residents to reach 993. Residents aged 65 and older are expected to represent 78% of the population growth, while declines are projected for the 0-4 and 25-34 cohorts.